Being out of state can really drain you and your bank account, by flying back and forth trying to deal with a horrible tenant. 

Through out my tenancy i passed with flying colors as an excellent tenant. 

Basically I’m investing with 35 grand Canadian FHA or conventional brokers seem to say conventional but I can’t even afford a conventional what is the exact truth here I can’t tell.

As the others have said, you're over-analyzing this.....a) if your competition has an amenity, you had better have it too, b) there is no way to accurately determine the ROI, and it's too easy to just take a flying guess at it anyway....In my very humble opinion, do not over think Real Estate, it's not necessary and this a a seat-of-your-pants game anyway...

Fly to the US, and sign it in person with a mobile notary (wet signature)Going to the embassy is not an option since getting an appointment over there can take months...I had a thought which I spoke with fellow investors, to sign the documents with an Israeli notary and then get an Apostille stamp. once I have it all with a wet signature I'll mail the documents with DHL/UPS and it will arrive by the lender/title company in 10 days.As far as I know, a notary signature with an apostille stamp is valid for every legal document almost all over the world...What do you think? 

.- It's cheaper to fly friends and family in who know what they are doing, pay for their food and flight, and get help then hire it out.

If it were me, I would get on a plane and fly to where I want to go.

Going out of state, either you hire a property manager or you fly out there yourself to deal with the issue.

It's a copycat league so figured we might eventually see this in CO after watching things unfold in CA and FL.  I

Let that mullet fly as ride your bike down the interstate, high-5 Joe.